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AboutAnMarCo2015Jan15AnMarCo9125TenthAvenueSouthSeattle,Washington98108•(206)762-9125Offlce•(206)766-9000FaxJanuary15th,2015Mr.ClarkClose,AssociatePlannerCityofRentonCurrentPlanningDepartmentofCommunity&EconomicDevelopment1055S.GradyWayRenton,WA98057Subject:CommentsonthedraftPointeHeronTemporaryUsePermitDearMr.Close:IamwritingyouonbehalfofPointeHeronLLCinordertorespondtothedraftdecisionforthePointeHeronTemporaryUsePermit.Iappreciatethefactthat,asdrafted.theCityisapprovingthetemporaryusepermit.However,asexplainedbelow,PointeHerontakesissuewithanumberofthedraftconditionsofapproval.First,pLeaserecallthatonNovember3rdand24th,representativesofPointeHeronmetwithyouandotherCEDofficialsanddiscussedtheproposedtemporaryusepermit.ThemeetingwasheldinordertodiscusstheongoingstockpilingactivitiesinthethreeeasternmostparcelsofthePointeHeronsite.TheCityhadoriginallyrequestedthatPointeHeronapplyforabulkstoragepermitinordertoallowforthecontinueduseofthestockpiLingactivities.PointeHeroncontendedthatthepermitshouldnotberequiredastheactivitieswerecoveredunderitshistoricalCityofRentonBusinessLicense.Additionatly,PointeHeroncontendedthatthecoderequirementsforabulkstoragepermitwereunreasonableunderthesubjectcircumstancesandoverlyburdensome.inordertobringthepartiesintoagreement,duringtheNovember3rdmeetingDonMerlino,oneoftheownersofPointeHeronLLC,askediftheCitywouldagreetopermitthesiteactivitiesunderatemporaryusepermit.Underthisproposal,theCitywouldgrantaTUPforPointeHerontocontinuetooperateastoclcpilinguseonthesiteforaperiodoffiveyearswithouttheimpositionofconditionsofapprovalanalogoustothecoderequirementsforbulkstoragepermit.Afterexpirationofthepermit,PointeHeronwouldremoveanyremainingstockpilesanddiscontinueuseofthesiteformaterialstorage/stockpiling.TherepresentativesofboththeCity’andPointeHeronweremorethanagreeabletothisproposalandconcludedtheNovember3meetingatthatpoint.TheNovember24,2014meetingwasthenheldtogooverdetailsofapplicationrequirements.Infollow-up,PointeHeronsubsequentlysubmitteditsapplicationforthesubjectproposedTier2TemporaryUsePermitonDecember9,2014.InviewoftheoutcomeoftheNovember3rdand24thmeetings,PointeHeronwastakenabackanddisappointedtoseethatthedrafttemporaryusepermitcontainednearlyalloftheconditionsfoundinthebulkstoragepermitalongwithadditionalconditions.ThisisnotwhattheCityandPointeHeronhadorallyagreedto.WehaverespondedtoeachoftheCity’sdraftconditionsbelowandprovidedsuggestionsforrevisedconditionswhereappropriate.BeIaBottegeLaDenzeMJBPropertiesPierI$tradadaValle_______________CasettaLagoLibertyRidgeM&MLeaseCo.QuarryIndustrialParkSumnerTerraCaveMaterialsMerlinoHoldingsIIParkDriveISea-SalPartners2235FifthAvenueCedarShoresLandMerlinoLandDevelopmentParkDriveUSR9CC501MotsterRoad Mr.ClarkClose,AssociatePlannerCityofRentonCurrentPlanningDepartmentofCommtinity&EconomicDevelopmentJanuary15,2015Page21)LimitationsonTimeofWork:OperatinghoursMondaytoFriday8:00amto8:00pmandSaturday9:00amto6:00pm.NoworkshallbedoneonSunday.ThesehoursmaybeextendedbytheAdministratoroftheDepartmentofCommunityandEconomicDevelopmentuponashowingofanemergencysatisfactorytotheAdministrator.Response:Wegenerallylimitourworkinghourstothehoursof7amto10pm;however,wedooccasionallyneedtoutilizethesiteoutsideofthesehoursbasedonconsuctionjobdemand.Additionally,thewaythisconditioniswritten,thescopeofallowedactivitiesoutsideofoperatinghoursisunclear.Ifanemployeepicksupapieceofpipeorparksatruckatthesiteoutsideoftheoperatinghoursspecifiedinthiscondition,wouldtheCityconsiderthataviolation?Asacompromise,PointeHeronrespectfullyrequeststhatallworkinghoursareremovedfromthispermitandreplacedwithablanketclausethatallworkonthesitemustcomplywiththemaximumpermissibleenvironmentalnoiselevels,assetforthinWAC173-60-040.ThiswouLdallowPointeHerontocontinuetooperateinafashionthatmeetsdemand,whileavoidingthedisturbanceofneighboringproperties.(WerealizethatunderWAC173-60-040,allowablenighttimenoiselevelsaremuchlowerthandaytimehoursandwearewillingtolimitournighttimeoperationsaccordingly.)2)Maximumpermissibleenvironmentalnoiselevels:AssetforthinWAC173-60-040.Response:Conditionisacceptable.3)UseofS.137thStreet(20-foottight-of-way):Alloutdoorstockpilingofconstructionaggregates,constructionmaterials,andconstructionequipmentshallberemovedfromthepublicright-of-waywithinthirty(30)daysofpermitissuance.TheapplicantshallcalltheCurrentPlanningProjectManagerforaninspectionorprovidedocumentation(i.e.photos)thatS.237thStreetisvacantofallstockpilingandstorage.Response:Conditionisacceptable.4)LimitationsofUse:Theidentifiedusesofthesite:1)outdoorstockpilingofconstructionaggregates;2)outdoorstorageofconstructionmaterials;and3)outdoorstorageofconstructionequipmentmaycontinuetheiruse,subjecttothefollowingmitigationmeasures:a.Theholdingorstockpilingonlandofmaterialand/orproductsshallbenomorethanfortypercent(40%)ofthesitearea.Response:ThisconditionisnotacceptabletoPointeHeron.Thisconditioncomesdirectlyfromtheconditionsofthebullcstoragecodeprovisions.TheTUPapproachwasagreeduponbecauseitgotusawayfromconditionssuchasthisthatfitneitherthesitenorouroperations.Anexample:ifPointeHeronstockpilesmaterial2inchesdeeponallofthesite’sflatsurface(—85%oftheoverallsitearea),howwouldthis Mr.ClarkClose,AssociatePlannerCityofRentonCurrentPlanningDepartmentofCommunity&EconomicDevelopmentJanuary15,2015Page3createanimpactgreaterthanhaving40’tallstockpileson40%oftheproperty?PleaserememberthatthesiteisatamuchlowerelevationthantheelevationofthenearestapartmentbuildingsontheSunsetViewApartmentssitetothenorth,theonlydevelopmentwithineyeshotofthesubjectoutdoorstorageuse.Thatbeingthecase,theconditionwouldprovidenopracticalbenefittoanyone.b.Themaximumheightofallstockpilesshallbefortyfeet(40’).Response:PointeHeronrequeststhatthisconditionbechangedtostatethatallnewstockpilesshallhaveamaximumheightof40’feet.Itwouldbeanundueburdenontheownertohavetore-gradeexistingstockpiles(someofwhichmayexceed40’inheight)inviewofthelimiteddurationofthetemporaryuseandinviewofthefactthatthesiteisatmuchlowerelevationsthantheelevationofthenearestapartmentbuildingsontheSunsetViewApartmentssitetothenorth.c.Allstockpilingandstorageshallbelocatedatleastsixtyfeet(60’)fromallpublicrights-of-way,wildlifehabitat,publicareas,andwaterways.Response:ThisconditionisnotacceptabletoPointeHeron.Thiswouldneedlesslyreducethesite’soperatingareabymorethananacreandrequireustoremoveanumberoftheexistingstockpilesandmaterialsfromthesite.Notethatunlikeanimprovedpublicstreetright-of-waythathasvehicularandpedestriantrafficonit(whereasetbackmightarguablyprovidesomebenefit),theS.137thStreetright-of-wayisunimproved(and,becauseitisan“island”nfright-of-way,itwillremainunimpmved).Thatbeingthecase,thereisnopracticalneedforasetbackfromthatright-of-way.5)Erosionandsedimentcontrolmeasures:Subjecttothefollowing:a.Duringthewetseason(OctoberitoApril30),slopesandstockpilesat3H:1Vorsteeperandwithmorethantenfeetofverticalreliefshallbecoverediftheyareunworkedformorethan12hours.Thematerialnecessarytocoveralldisturbedareasmustbestockpiledonsite.Anyareatoremainunworkedformorethan30daysshallbeseededorsoddedunlesstheCitydeterminesthatwinterweathermakesvegetationestablishmentinfeasible.Response:Pleaseseegeneralresponsetocondition#5below.b.Thecovermethodstobeusedarebasedonthetimeframeofuse.See0.3.2ofAppendixDfromthe2009KingCountySurfaceWaterDesignManual(KCSWDM)page0-10forthecovermethodsandmaintenancestandards.Response:Pleaseseegeneralresponsetocondition#5helow.c.PerimeterProtectiontofiltersedimentfromsheetwashshallbelocateddownslopeofalldisturbedareas.Perimeterprotectionincludestheuseof Mr.ClarkClose,AssociatePlannerCityofRentonCurrentPlanningDepartmentofCommunity&EconomicDevelopmentJanuary15,2015Page4vegetatedstrips,constructedmeasuressuchassiftfence,fiberrolls,andsand/gravelbarriers,brushorrockfilters.Ifallsurfacewaterisconnectedbyaninterceptordikeorswaleandroutedtoasedimentpondortrap,theremaybenoneedfortheperimeterprotectionmeasuresspecifiedinthissection.SeeD.3.3ofAppendixDfromthe2009KCSWDMpageD-30fortheperimeterprotectionmethodsandmaintenancestandards.Response:Pleaseseegeneralresponsetocondition#5below.d.TheperformanceoftheerosionandsedimentcontrolmeasuresshallbeinstalledandmaintainedperD.4.3ofthe2009KCSWDMonpageD-70.Response:Pleaseseegeneralresponsetocondition#5below.Generalresponsetocondition#5:Theconditionsincludedinparagraphsa,b,c,anddofdraftcondition5arenotacceptabletoPointeHeron.Asstatedinourapplication,thesiteiscurrentlyregulatedbythePugetSoundCleanAirAgencyandtheDepartmentofEcology’sSandandGravelGeneralPermit.Assuch,therearealreadystringentenvironmentalregulationsthatrequirelimitationoferosion,controlofdust,andmonitoringofallstormwaterdischarges.Unliketheconditionsabove,thesepermitsgivetheoperatorflexibilitytoselectbestmanagementpractices(BrvfPs)thataremostappropriatetothesite.forexample,covetingastockpileofwashedrockisnotnecessarybecausesuchastockpiledoesnotcontainanyfinesandthushasnopotentialtocreatedustorturbidity.Asanotherexample,hyciroseedingastockpileofconcretesandneedlesslyprecludesitsfutureusebecausehydroseeding’sorganicmaterialwilltaketheconcretesandoutoflocalandstatespecificationsforsuchsand.Currently,PointeHeronusesanumberofBMPsinordertolimiterosionandpreventdust;theseinclude,butarenotlimitedto:interceptordikes,strawwaddles,rockcheckdarns,trackwalking,sedimentponds,C02sparging,stabilizationmeasuresandsitewatering.TheseBMPswereselected(andareconsistentlyinspectedandmodified)astheyarecurrentlythemosteffectivemneastirestocontrolerosion,dustandstorrnwateratthefacility.Thesearejustacoupleofexamplesthatdemonstratetheneedforsiteoperatorflexibility,whichtheperformance-demandingSandandGravelGeneralPermitprovidesfor.-PointeHeronLLCrespectfullyrequeststhatyoureplacedraftcondition#5withthefollowingcondition:PointeHeronshallinstallandmaintainBMPsinaccordancewiththeSandandGravelGeneralPermitapplicabletotheoverallBlackRiverQuarryproperty.6)LandscapingandScreening:InordertominimizethevisualimpactofthetemporaryuseasviewedfromadjacentornearbypropertiesandtoenhancetheimageoftheindustrialareasandtheCity,theapplicantshallprovideafourfoot(4’)(minimum/maximum)barrier/bermandatleastaneightfoot(8’)highvegetationscreenontheexternalsideofthebarrierwithinone-yearfromtheeffectivedateoftheadministrativetemporaryusepermit.Thetopofthebarriershallbesetbackatleastten Mr.ClarkClose,AssociatePlannerCityofRentonCurrentPlanningDepartmentofCommunity&EconomicDevelopmentJanuary15,2015Page5feet(10’)fromthenorthandsouthpropertylines.Allareasbetweenthepropertylinesandthetopofthebarriershallbelandscapedatleastfortypercent(40%)opaqueexceptforingressandegressareas.Theslopesofthesaidbermshallbeatleasttwofeet(2’)horizontaltoonefoot(1’)vertical.Thereshallbeaflatareaontopofthebarrierwithaminimumwidthoftwofeet(2’).Aretainingwallmaybesubstitutedfortheinternalsideoftheberm,providedtheretainingwallisapprovedbyalicensedengineer.Theapplicantshallsubmitconstructionplansanddrawingsofthebarrier/bermthatincludethefollowingmaterials:siteplan,schematicbarrier/bermdetail,landscapingplan,anderosioncontrolplan.ThefinalplansshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManager.Response:ThisconditionisnotacceptabletoPointeHeron.Again,thisisaconditionthatcomesoutofthebulkstoragepermitandisoneofthereasonswepursuedtheTUPinexchangefordiscontinuingoperationswithin5years.Aswepointedoutinoneofthepreviousmeetings,thebermandlandscapebufferdonothingtomitigateouroperations.Theupwardslopesandtallapartmentbuildingsontheneighboringpropertytothenortharesuchthatthebermandlandscapingcalledforbythedraftconditionwillnotshieldviewsornoise.Additionally,asexplainedinpastmeetings,PointeHeroninstalledafenceandvegetativescreenalongthenorthpropertylinecirca2001,buttheywereremovedattherequestofthepastowneroftheSunsetViewApartmentsproperty.BasedonphonediscussionsIhavehadwithyou,PointeHeronisundertheunderstandingthatthepurposeofthedraftbarrier/bermconditionistoestablishstockpilelimitsandtoreducethepotentialfortheresidentsofadjacentpropertiesfromwalkingontooursite.AsacompromisePointeHeroniswiltingtobothdelineatethenorthernedgeoftheoperatingareawithanecologyblockandchainandinstall“NoTrespassing’signsalongthenorthernboundaryofthesite.7)Theapplicant’scompliancewiththeconditionsmentionedabovewillbesubjecttothereviewandapprovalofthePlanningDivisionforthedurationofthetemporaryuse.Ifconditionsofapprovalarenotmet,theAdministratormayrevokethetemporaryusepermituponten(10)days’writtennotice,unlessanemergencyexists,inwhichcasetheAdministratormaydeclaresuchanemergencyandimmediatelyrevokethetemporaryusepermit.Response:ThisconditionisnotacceptabletoPointeHeronascurrentlydrafted.However,PointeHeronwillagreetoasimilarconditionsetforthasfollows:Theapplicant’scompliancewiththeconditionsmentionedabovewillbesubjecttothereviewandapprovalofthePlanningDivisionforthedurationofthetemporaryuse.Ifconditionsofapprovalarenotmet,theAdministratormay,subjecttoappealbytheapplicantpursuanttoRMC4-8-110,suspendorrevoke Mr.ClarkClose.AssociatePlannerCityofRentonCurrentPlanningDepartmentofCommunity&EconomicDevelopmentJanuary15,2015Page6thetemporaryusepermitupontwenty(20)days’writtennoticetotheappticant,unlessanemergencyexists,inwhichcasetheAdministratormaydeclaresuchanemergencyandimmediatelysuspendthetemporaryusepermituntiltheemergencyisabated.Pleasephonemetodiscusstheabove.Sincerely,LLC